857 Queensbury Dr · Montgomery, AL 36116

$60,000

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 10 Days on market

Built 1969 10,454 sqft lot ↓ 42% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE FORMAL HOME features living/dining combo, Den with bookshelves, 3 bedrooms, 2 baths, kitchen & laundry. To relax upon there is a nice covered patio & home has nice detached storage. With a little "tweeking" this house will make some family a nice home. Go take a look - you'll be glad you did. Verify school zones with Board of Education. Property to be sold As Is.

Key facts

• Well-sized bedrooms
• Natural light
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS COMMON AREAS
• WELL-SIZED BEDROOMS
• NATURAL LIGHT
• OUTDOOR SPACE
• QUIET RESIDENTIAL AREA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Brick and wood siding exterior; Built according to public records; Slab foundation
• Construction: Brick construction; Wood siding; Slab foundation; 1 story
• Exterior features: Fully fenced yard; Patio; City lot

Interior

• Kitchen: Plumbed for ice maker; Refrigerator; Water heater
• Bedrooms: Bedroom on the first level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Carpet flooring; Tile flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.7% vs local median 6.0% in Montgomery — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#138 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities D-.
• Montgomery County (urban): math 9% / reading 31% proficiency, ranked #106 of 129 in AL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnson Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 352 students, 87% FRL); Mckee Middle School (math 0% / reading 13%, grade F, #249 of 257 statewide, top 98%, 676 students, 94% FRL); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 91% FRL vs 70% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 20.73%
• Cash-on-cash: 51.57%
• DSCR: 3.29
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $130,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4712 Falcon Ln	0.18mi	3/2.0	1,636 (-2%)	9mo	$132,000	$81	80
651 Seibles Rd	0.20mi	3/2.0	1,611 (-4%)	10mo	$126,000	$78	76
1160 Queensbury Dr	0.31mi	3/2.0	1,734 (+4%)	8mo	$115,000	$66	72
829 Leicester Dr	0.35mi	3/2.0	1,774 (+6%)	3mo	$50,000	$28	71
743 Leicester Dr	0.42mi	3/2.0	1,610 (-4%)	6mo	$124,000	$77	69
1152 Woodbridge Dr	0.16mi	4/2.0 (+1)	1,529 (-9%)	8mo	$135,000	$88	67
731 Leicester Dr	0.44mi	3/2.0	1,743 (+4%)	7mo	$140,000	$80	67
1712 Marlowe Dr	0.42mi	3/2.0	1,530 (-8%)	2mo	$150,000	$98	64
760 Queensbury Dr	0.19mi	4/2.0 (+1)	1,755 (+5%)	19mo	$110,000	$63	62
4512 Delray Rd	0.36mi	3/2.0	1,500 (-10%)	9mo	$125,000	$83	58
4506 Narrow Lane Rd	0.61mi	3/2.0	1,784 (+7%)	10mo	$21,100	$12	52
4348 Rainbow Rd	0.57mi	3/2.0	1,590 (-5%)	18mo	$122,500	$77	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.40×
• Total profit: $40,303
• Equity at exit: $8,946

10-year hold

• IRR: 58.8%
• Equity multiple: 7.66×
• Total profit: $111,823
• Equity at exit: $5,188

Cash invested: $16,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$315
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $722

Break-even live

Break-even rent $552

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $756	-5% $739	+0% $722	+5% $705	+10% $688
Rent	-10% $606	-5% $664	+0% $722	+5% $780	+10% $838
Rate	-1.0pp $752	-0.5pp $737	base $722	+0.5pp $706	+1.0pp $691

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	45d	1	0.09mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	23d	1	0.47mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	15d	1	0.66mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	15d	1	0.80mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	23d	1	1.09mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	23d	1	1.15mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	45d	1	1.17mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	45d	1	1.33mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	15d	11	1.37mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	23d	1	1.39mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	23d	1	1.40mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	23d	1	1.47mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	1.48mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	23d	1	1.49mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $60,000 Pending 10 DOM
2. 2026-06-03
   days on market $60,000 Active 8 DOM
3. 2026-06-02
   days on market $60,000 Active 7 DOM
4. 2026-06-01
   days on market $60,000 Active 6 DOM
5. 2026-05-31
   days on market $60,000 Active 5 DOM
6. 2026-05-30
   days on market $60,000 Active 4 DOM
7. 2026-05-26
   listed $60,000 Active
8. 2019-06-06
   soldstatus $165,000
9. 2016-07-27
   listed $38,900
10. 2011-09-09
    soldstatus $29,900 392-char remark

    Show marketing remark (392 chars)

    NICE FORMAL HOME features living/dining combo, Den with bookshelves, 3 bedrooms, 2 baths, kitchen & laundry. To relax upon there is a nice covered patio & home has nice detached storage. With a little "tweeking" this house will make some family a nice home. Go take a look - you'll be glad you did. Verify school zones with Board of Education. Property to be sold As Is.

11. 2011-03-08
    listed $29,900 392-char remark

    Show marketing remark (392 chars)

    NICE FORMAL HOME features living/dining combo, Den with bookshelves, 3 bedrooms, 2 baths, kitchen & laundry. To relax upon there is a nice covered patio & home has nice detached storage. With a little "tweeking" this house will make some family a nice home. Go take a look - you'll be glad you did. Verify school zones with Board of Education. Property to be sold As Is.

12. 2007-07-20
    soldstatus $103,350
13. 2007-07-05
    soldstatus $103,000
14. 2007-04-04
    listed $103,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,587
• − Mortgage interest: −$3,361
• − Property taxes: −$1,155
• − Insurance: −$300
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$1,745
• Taxable income: $8,212
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $6,692/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Montgomery County
• NCES district ID: 0102430
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $43,902
• Composite: 17.24/100
• National rank: #9093
• State rank: #106 of 129 in AL

Livability — Montgomery

• Score: 65/100
• State rank: #138
• US rank: #13416

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery, AL
• County: Montgomery County · 190,016 people
• City population: 175,913
• Metro: Montgomery, AL
• Population (ZIP): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 224,008 people
• By 2030: 221,460 · -1.1%
• By 2040: 214,179 · -4.4%
• By 2050: 204,912 · -8.5%
• By 2075: 177,821 · -20.6%
• By 2100: 145,134 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid D (+30.7) · D 64.8% · R 34.1% · Other 1.1%
• 2008→2024 swing: +11.5pp toward D · 2008: 19.2pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+31.5 2016: D+26.2 2012: D+24.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• Metro: Montgomery, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-41.7% since first listed

8 events — show timeline

• 2026-05-26 Listed $60,000 MAAR
• 2019-06-06 Sold (Public Records) $165,000 Public Records
• 2016-07-27 Listed $38,900 MAAR
• 2011-09-09 Sold (MLS) $29,900 MAAR
• 2011-03-08 Listed $29,900 MAAR
• 2007-07-20 Sold (Public Records) $103,350 Public Records
• 2007-07-05 Sold (MLS) $103,000 MAAR
• 2007-04-04 Listed $103,000 MAAR

Property tax history

+14.5%/yr

Latest (2025): $1,155 · +4.5% YoY. Source: county tax records.